HUMAN SETTLEMENT PLAN - Drakenstein Municipality · Drakenstein Human Settlement Plan: Business...

Drakenstein Municipality

HUMAN SETTLEMENT PLAN

JULY 2014

Drakenstein Human Settlement Plan: Business Plan Page i

DRAKENSTEIN HUMAN SETTLEMENT PLAN BUSINESS PLAN

June 2010 (As amended March 2014)

Drakenstein Municipality

Housing Department

Tel: +27 (0) 21 807 6233

Fax: +27 (0) 21 872 2067

FUNDED AND COORDINATED BY:

CONSULTANTS:

MCA Urban and Environmental Planners

Tel: +27 (0) 21 674 0424

www.mcaplan.co.za

AS AMENDED BY DRAKENSTEIN MUNICIPALITY

Drakenstein Human Settlement Plan: Business Plan Page ii

Table of Contents

1 INTRODUCTION .................................................................................................................................................... 1

2 BACKGROUND ...................................................................................................................................................... 3

2.1 OVERVIEW OF SITUATIONAL ANALYSIS ............................................................................................................. 3

2.2 OVERVIEW OF THE STRATEGY AND POLICY FRAMEWORK ................................................................................. 5

3 UNPACKING THE PILOT PROJECTS ............................................................................................................ 10

3.1 HOUSING DEMAND .......................................................................................................................................... 10

3.2 COMMUNITY FACILITIES .................................................................................................................................. 10

3.3 HOUSING TYPOLOGIES AND DENSITIES ............................................................................................................ 13

3.4 HOUSING AND OTHER FUNDING INSTRUMENTS ................................................................................................ 14

3.5 ROLE OF PILOT SITES ....................................................................................................................................... 15

3.6 DEVELOPMENT POTENTIAL OF PILOT SITES ..................................................................................................... 19

3.7 PROJECT COSTING ............................................................................................................................................ 22

4 PROJECT ASSESSMENT .................................................................................................................................... 24

4.1 CURRENT AND PROPOSED HOUSING PROJECTS ................................................................................................ 24

4.2 WESTERN CAPE PROVINCIAL SUSTAINABILITY CRITERIA ................................................................................ 25

4.3 ASSESSMENT OF CURRENT AND PROPOSED PROJECTS ..................................................................................... 26

5 CONSOLIDATED MULTI-YEAR PROGRAMME & BUDGET .................................................................... 36

6 IMPLEMENTATION AND INTEGRATION .................................................................................................... 37

7 CONCLUSION ...................................................................................................................................................... 42

8 REFERENCES ....................................................................................................................................................... 43

9 ANNEXURES ......................................................................................................................................................... 45

Drakenstein Human Settlement Plan: Business Plan Page iii

List of Tables:

Table 1: Documents Delivered To Date as part of the CW HSP Project

Table 2: Number of households in the Drakenstein Municipality that are eligible for the different

housing products.

Table 3: Proposed Pilot Projects

Table 4: Role of Pilot Sites

Table 5: Development Potential of Pilot Sites

Table 6: Pilot Projects: Illustrative Development Costs

Table 7: Summary of current and proposed housing projects for the Drakenstein Municipality

Table 8: Assessment of Current and Proposed Projects

Table 9: Consolidated Multi-year Budget

Table 10: Pilot Projects: Implications for IDP

Table 11: Pilot Projects: Implications for Provincial Departments

List of Figures:

Figure 1: Distribution and breakdown of Housing Demand in Paarl-Mbekweni-Wellington

Figure 2: Proposed spatial strategies and pilot projects: Paarl

Figure 3: Proposed spatial strategies and pilot projects: Mbekweni and Wellington

Figure 4: Spatial distribution of public facilities in Mbekweni

Figure 5: Spatial distribution of public facilities in Paarl

Figure 6: Spatial distribution of public facilities in Wellington

Annexures:

Annexure A: Summary of housing and other funding instruments

Annexure B: Assessment of overall need of public facilities in Paarl-Mbekweni-Wellington

Annexure C WC Provincial Government: Project Sustainability Criteria

Annexure D Provisional Pipeline Projects – 5 Years Projection

Annexure E Minimum Standards for BNG Subsidy Funded Houses

Drakenstein Human Settlement Plan: Business Plan Page iv

ACRONYMS

CRU Community Residential Units (Hostels Redevelopment Programme)

CW Cape Winelands

CWDM Cape Winelands District Municipality

CW HSP Cape Winelands Human Settlement Plan

CW SDF Cape Winelands Spatial Development Framework

Drakenstein HSP Drakenstein Human Settlement Plan

EHP Emergency Housing Programme

FLISP Finance Linked Individual Subsidy Programme

HSP Human Settlement Plan

ISHS Integrated Sustainable Human Settlement

IRDP Integrated Residential Development Programme (Project Linked Subsidy)

NDoHS National Department of Housing

NHFC National Housing Finance Corporation

NSDP National Spatial Development Perspective

PDoHS Provincial Department of Human Settlements

PHP People’s Housing Process

PSDF Provincial Spatial Development Framework

SDF Spatial Development Framework

UISP Upgrading of Informal Settlements Programme

Drakenstein Human Settlement Plan: Business Plan Page 1

1. INTRODUCTION

The Drakenstein Human Settlement Plan (HSP) forms part of the Cape Winelands Human Settlement Plan.

It draws on the NDoHS Comprehensive Plan for 2004; the Development Facilitation Act; PSDF, BNG, the

provincial housing objectives, Isidima as well as the WC Guideline for IDP Human Settlement Plan

(December 2008). In addition, Provincial Government has also identified the following new housing

objectives (Strategic Objective 6. January 2010) to provide guidance to municipalities:

Prioritising secure access to basic services

Acquiring well-located land for well-planned Integrated Human Settlements

Increasing densities for new housing developments

Closing the gap in the property market

Inculcating a sense of ownership

Improving property management

A fairer allocation of housing opportunities based on the municipal housing demand database

and allocation policy.

Reducing our carbon footprint

Introducing a stronger co-ordinated and integrated approach to human settlement planning

The Drakenstein HSP aims to initiate a process of ensuring that housing implementation contributes to the

creation of vibrant sustainable and integrated communities in the Drakenstein Municipality. It not only

conceptually illustrates how housing projects could contribute to creating integrated sustainable human

settlements, but it also identifies pilot projects for the municipal area as well as policy, budget and

implementation implications.

This document, which comprises the Business Plan component of the Drakenstein HSP, illustrates the scale

of investment needed over the next five years to implement integrated sustainable human settlement

projects. It incorporates the pilot HSP projects as well as the Municipality’s current and proposed housing

projects for the next five years. It further makes reference to the Municipality’s proposed projects for the

next 5 – 10 years. The preparation of this HSP is an important requirement from the National Department of

Human Settlements as well as the Provincial Housing Department that will enable the Municipality to access

funding and subsidies for housing in the future. In formulating the HSP, the key project phases required by

national and provincial guidelines have been undertaken. These are listed below:

1. A situational analysis

2. The formulation of policies, strategies and programmes

3. A Business Plan towards implementation of the HSP

4. The facilitation of the approval of the HSP

Given the project phases to date, this report should be read in conjunction with the reports created in earlier

phases for the Drakenstein Municipality and the Cape Winelands District, including the Cape Winelands


Settlement Urban Design Guidelines (September 2009) which should inform detailed planning and design of

individual housing projects.

Table 1: Documents Delivered To Date as part of the CW HSP Project

Document Contents Contact Person

Drakenstein Municipality:

Situational Analysis

2013

Housing delivery status quo: problems and issues Drakenstein

Municipality:

HOD: Human

Settlements

CWDM: Situational

Analysis

2013

District level analysis of housing delivery challenges.

Includes evaluation of various housing projects in

CWDDM and best-practice case studies throughout the

country

CWDM Housing

Manager

Drakenstein Municipality:

Policies and Strategies

April 2010

Identifies the strategies to achieve improved

sustainability and integration in settlements.

Drakenstein

Municipality:

HOD: Human

Settlements

CWDM: Policies and

Strategies

Takes an overall strategic view of the district and

includes ‘policy library’ which any of the local

municipalities can make use of.

CWDM Housing

Manager

CWDM: Settlement Design

Guidelines

Identifies urban design guidelines for settlement and

housing planning and development in the Cape Wine-

lands. These are generic guidelines that take into

consideration the historic and cultural pattern of

architecture and settlement patterns in the Cape

Winelands District.

CWDM Housing

Manager

The purpose of the Drakenstein HSP, including this Business Plan Report, is to provide assistance and

guidance on the prioritisation of housing projects between provincial allocation and local implementation.

Drakenstein Municipality has prioritised the projects as submitted in this report. Drakenstein Municipality will

approve the March 2014 amended Human Settlement Plan and that it will be integrated into the Municipal

IDP.


2. BACKGROUND

2.1 Overview of Situational Analysis

2.1.1 Summary of findings

The following are the priority issues with regard to housing delivery within the Drakenstein Municipality:

The highest need for affordable housing within the municipal area is concentrated in the Mbekweni area

and to the east of Paarl.

The substantial emphasis on evictions, through the SETA process, has increased the housing

responsibilities of the Municipality.

The Municipality relies on subsidies to finance housing and uses contractors/implementation agents

and/or the People’s Housing Process to deliver housing. The housing provided so far is mostly in the

form of single housing units on plots and resulting in individual title being granted.

The current information database and information management system needs to be improved and

aligned with the risk plan for the Municipality. Information regarding preferences for housing typologies,

development densities, tenure options, spatial mapping of demand of recent, current and planned

projects is required.

There are significant institutional and funding constraints experienced by the Municipality with regard to

housing delivery.

Until recently, there has been a lack of a housing programme that integrates and aligns the relevant

projects of the various departments and allows for land acquisition, appropriate planning and design for

sustainable settlements and statutory processes to meet planning and environmental legislative

requirements. However, the Municipal Manager has set up a Task Team to co-ordinate inter-

departmental planning and implementation.

Internal organisational performance management and the implementation of the IDP Housing Sector

Plan is currently being monitored by the Housing Service Delivery Business Implementation Plan

(SDBIP). The Service Delivery Plan puts forwards targets for housing development, social housing

development, rental stock maintenance and housing administration. This system is currently being

upgraded.

2.1.2 Housing Demand

According to the current database or waiting list, estimates for housing demand in Drakenstein vary from

10200 low-, medium- and high-income units to 22 748 (low-income units). In addition to the significant

housing demand estimates, there is also an untested demand in the housing market for FLISP, GAP and

Social Housing. It is also often the case that people who have applied and qualified for housing in, for

instance the year 2000, no longer qualify for the housing when the project is eventually implemented. It is

therefore important to analyze the prospective beneficiaries as close to the implementation of a project as

possible in order to assess their current socio-economic status. This would indicate which category of

housing they would be expected to fit into and hence facilitate the implementation of such demand.


The housing products currently available can be grouped into four broad categories relating to available

finance options:

Government subsidy housing (no beneficiary contribution): This is the government subsidy for

households earning below R 3 500 per month.

“FLISP” housing (those who do not qualify for a full government subsidy: This refers to households

earning above R3 501 per month, but below the maximum of R 7 000 that banks require to be eligible for

a bond. In this case the government subsidy covers the serviced plot and a decreasing top structure

subsidy as the monthly income increases above R 3 501.

“GAP” housing refers to households earning more than R7 000 to a maximum of R 15 000 per month. In

these cases a bond must be obtained through a financial institution who will apply directly to the PDoHS

for a top structure subsidy reducing in quantum as more monthly income is received.

“Bonded” housing: Households earning above R 15 000 per month can qualify for a bond from a financial

institution for housing on the open market. This type of housing is normally provided through private

developers on private land.

Using similar categories, it is possible to get an idea of the number of households in the Municipality that are

eligible for the different housing products. The outcomes are summarised in the table below:

Table 2: Number of households located in the Drakenstein Municipality that are eligible different

housing products (based on April 2014 subsidies).

Household

income

(monthly)

Number of

household

(%)

Credit institution Contribution Product price

R1 – R1,600

10,512 (20%)

Government subsidy

none

R 160 573

R1,601 – R3,200

9,424 (18%)

Government subsidy

none

R 160 573

R3,201 – R6,400

9,527 (18%)

Government subsidy above

R3,500 and below R7500

per month: FLISP

Sliding scale

Services R 43 626

Sliding top structures

R6,401 – R12,800

5,249 (10%)

GAP / financial institution

(above R7,500 per month)

Sliding scale

for top

structures

Private finance plus

decreasing contribution

for top structure

R12,801 – above

6,161 (12%)

Financial institution

(bonded)

Sliding scale

Private funding plus

decreasing contribution

for top structures

Source: 2007 Community Survey Household income for Drakenstein Municipality (Statistics South Africa)


The above information indicate that over half of the total households in Drakenstein Municipality qualify for a

government housing subsidy, with the greatest majority falling into the lowest subsidy group, requiring no

contribution from the beneficiaries. The map below indicates the distribution of households qualifying for

housing in the four broad finance categories, namely government subsidy housing, FLISP, GAP housing and

bonded housing within the Drakenstein Municipal focus area. It clearly illustrates the concentration of

households qualifying for government subsidies being concentrated in the Mbekweni area and to the eastern

side of Paarl. It also shows that a significant number of households qualifying for FLISP and GAP housing

are found in Paarl (particularly Central Paarl) and Mbekweni.

Figure 1: Distribution and breakdown of Housing Demand in Paarl-Mbekweni-Wellington area

Source: Drakenstein HSP: Situational Analysis (December, 2008)

2.2 Overview of the Strategy and Policy Framework

The Drakenstein HSP: Policy and Strategy Framework puts forward strategies that illustrate the role housing

can play in structuring integrated sustainable human settlements. It builds on sustainability principles (taken

from national to local policy objectives) and, as a first step, takes into consideration the role of settlements

within the Drakenstein Municipality.


The Drakenstein HSP Strategy Framework confirmed the Drakenstein Municipality as a priority area for

intervention and housing focus. The following strategies and intervention actions were proposed for

structuring and building the Drakenstein Municipality into a more integrated and sustainable settlement

node:

Established areas such as Paarl and Wellington: infill and densification to bring people closer to existing

work and social opportunities:

Infill on vacant land;

Redevelopment of existing informal settlements;

Structured densification and mixed use development along major transport routes;

Providing social housing, and

Private densification through subdivision, redevelopment and second dwellings on existing properties.

Integration zone (between Paarl and Mbekweni): accommodate growth and thereby facilitate established

town growth centres and ‘townships’ to become integrated by:

Infill of vacant land within areas of development; and

Redevelopment and/or densification (extensive mixed use) along link routes.

Township areas (Mbekweni): upgrade of marginalised areas to alleviate poverty, overcome urban challenges

and improve economic viability and sustainability through restructuring the physical environment:

Restructuring of the physical environment to improve the layout, structure and integration of townships;

Infill to provide choice of housing types;

Improve the quality of community facilities, social services and infrastructure;

Consolidate under-utilised community facilities; and

Cleaning, landscaping and greening.

These spatial strategies built on existing SDF and Densification Framework proposals for the settlement and

are schematically reflected in figures 2 and 3.


Figure 2: Proposed spatial strategies and pilot projects: Paarl


Figure 3: Proposed spatial strategies and pilot projects: Mbekweni and Wellington


Following on the formulation of the spatial strategies, housing pilot projects were identified that could be

developed as catalysts and examples for implementing the strategies. The pilot projects are also indicated

on Figures 2 and 3 and Table 3 provides an overview of the pilot projects identified for the Paarl-Mbekweni-

Wellington area.

Table 3: Proposed Pilot Projects

Pilot Project Location Erf Numbers ISHS Strategy

Paarl Station Paarl South Various privately

owned properties.

Redevelopment within established areas.

Infill, densification and social integration.

Vlakkeland Mbekweni / Paarl North

8381 - 8398 Accommodate growth within integration zone.

Infill, densification, social integration and

extending activity streets and mixed use

development.

Mbekweni Station

Mbekweni

557, 1526, 1522 Township upgrade.

Infill, diversification and greening /upgrade of

public spaces and facilities. Restructuring of the

physical environment to make marginalized areas

safer and create more opportunities for economic

development.



development.

R301/R302 ‘Buffer Strip’

Mbekweni 557, 3389, 2316 Township upgrade/

Integration zone



development.

Pentz Street Wellington 1680, 550, 553 Redevelopment within established areas.

Infill, densification and social integration.

These proposed pilot projects are further explored in the report. Given the concerns raised, these pilot

projects will be included in the multi-year business plan.


3 UNPACKING THE PILOT PROJECTS

In order to ensure integrated sustainable development as opposed to only providing housing, the role of

each site must be understood in its context. The following therefore needs to be considered in determining

the role of the site and the development potential of the site:

Housing options (tenure and typologies) provided must be appropriate to the housing demand in the

area.

Housing densities proposed should achieve the objectives of integrated sustainable human settlements.

Community facilities should be accommodated on the site to meet the needs of the people to be housed

on the site as well as to ensure integration with the surrounding area where appropriate and possible.

Opportunities for economic development should be provided.

Environmental, transport and services constraints need to be addressed.

Appropriate housing and other funding instruments should be identified to implement the housing

options, achieve proposed densities and provide adequate public facilities, services and economic

opportunities.

This section therefore briefly deals with housing demand and the need for community facilities as well as

housing typologies and the various housing instruments available before the role of the pilot sites are

considered and the development potential of each site is further explored.

3.1 Housing Demand

As stated in a previous section, the Drakenstein Situational Analysis indicated that:

60% of households qualify for subsidized housing

30% of households qualify for FLISP and Gap housing

10% of households qualify for bonded housing.

The recent provincial research (Eighty20, 2009) into the Gap housing market indicates that one third of all

households in the Western Cape Province are in the FLISP/GAP market. According to the research, the

Western Cape Province has a higher proportion of FLISP/GAP market households, this market is growing

and 15% of the FLISP/GAP market in the province is located in the Cape Winelands District. Also of

relevance is that almost one fifth of the FLISP/Gap market lives in inadequate housing conditions for

example shacks, backyard dwellings and poor sanitation or in overcrowded conditions.

The housing to be provided in the Drakenstein Municipality must therefore begin to proportionately address

the needs of both the subsidized housing market as well as the FLISP/GAP housing market.

3.2 Community Facilities

The provision of housing should go hand in hand with the provision of adequate public facilities, not only to

address the need created by the number of people to be accommodated on the site but also taking into

consideration the existing shortfall of facilities. The extent to which a site needs to accommodate public

facilities will also depend on the distribution of facilities in the site’s immediate context as well as the extent


and location of the site (e.g. if situated on a major movement route it could potentially accommodate a higher

order facility).

In order to ascertain the need for facilities in the Paarl-Mbekweni-Wellington settlement area, a quick

desktop review of the overall need for facilities was undertaken. An estimated population figure of 193 000

was used for calculating the need for facilities. The review was based on a set of standards adapted from a

recent study by the City of Cape Town (CSIR, 2007). Annexure B provides an overview of the analysis of the

need for public facilities in Paarl-Mbekweni-Wellington area. In addition, information around the distribution

and current provision of facilities was used and this information was obtained from a commercial GIS vendor.

Refer to Figures 4 – 6.

The desk-top review revealed that:

There is a shortfall of high order facilities in the settlement area, such as old age homes and children’s

homes.

There is a shortfall of primary and secondary schools, crèches, multi-purpose community centres, clinics,

libraries, community halls, sports facilities and food gardens and of community level public facilities

within the settlement. In addition an unequal and unsustainable provision of sports, recreation amenities

and parks exist throughout the area. The areas of greatest need are within Mbekweni and Paarl-East.

Although existing facilities should be rationalised for optimal use and ways should be found to manage and

operate these more cost effectively, the implication is that sustainable housing projects within Mbekweni and

Paarl East need to include the provision of community level public facilities such as multi-purpose community

centres. Larger sites within the integration zones could, on the other hand, accommodate higher order

facilities that will meet the need of and attract people from the surrounding communities.

The above only provides a broad overview of the existing situation and the GIS information used is not

regarded as complete. Unfortunately, there is also no central information database regarding municipal and

other public facilities within the municipality as each department manages its relevant databases. It is

therefore suggested that a comprehensive survey of community facilities be undertaken as part of the review

of the SDF.


Figure 4: Spatial distribution of public facilities in Mbekweni

Figure 5: Spatial distribution of public facilities in Paarl


Figure 6: Spatial distribution of public facilities in Wellington

3.3 Housing Typologies and Densities

The type of housing that is implemented has a critical role to play in achieving the objectives of integrated

sustainable human settlements. For purposes of the preparation of this business plan, the selection of

housing typologies and densities for the various pilot projects have been done based on best practice

examples which include housing typologies ranging from single-story, free-standing units through to eight-

storey apartment blocks with elevators.

Given the scale and urban form of the Paarl-Mbekweni-Wellington settlement area, it is recommended that

higher densities than is at present being constructed be adopted. High-rise development is not considered

appropriate at this point in time in any of the areas in which the pilot projects are located. This must not be

overlooked as the preferred option within the next five years due to shortage of land. The following specific

recommendations are made, based on what can be achieved, within a low-rise development context.

Subsidised Housing: Medium-density, low-rise housing based on the following best practice examples:

Stock Road, Philippi, Cape Town (64 du/ha)

semi-detached double- and single-storey units and free-standing units

Weltevreden Valley, Cape Town

various double-storey options which include units in free-standing, semi-

detached and row-housing arrangements

Sakhasonke Village, Nelson Mandela Métropolitan Municipality (75 du/ha)


duplex and triplex semi-detached units

Social Housing: High-density, low-rise housing based on the following best practice examples:

Joe Slovo Phase 1, Cape Town (132 du/ha)

rental in 2 – 4 storey walk-up units

Joe Slovo Phase 3, Cape Town ( 135 du/ha)

double storey semi-detached grouped housing ( in blocks)

Carr Gardens, Johannesburg (80du/ha)

social rental / flats with shared facilities, 3-4 storey buildings

Newtown Urban Village, Johannesburg (192 du/ha)

co-operative housing in three-storey walk-ups

GAP Housing: high density low rise housing based on the following best practice examples:

Royal Maitland (90 – 125 du/ha)

combination of single-, double- and three-storey walk-up structures

Springfield Terrace (165 du/ha), Cape Town)

Double- and three-storey, walk-up structures

These best practice densities were applied to the pilot projects and high- and low-density options were

considered for each of the various pilot sites for illustrative purposes (see tables 4 and 5). It must be stated

however that no single housing density, typology or specific mix is considered ideal and although the

selection of housing densities and typologies may have been simplified for illustrative and budgeting

purposes, it is acknowledged that housing typologies for instance, is only one element that contributes to

more sustainable quality environments. It is further anticipated that careful consideration will be given in the

design process to settlement layout, the design of streets, public spaces, location of community facilities,

size and shape of housing sites and the design and placement of the housing units. Such a design process

and the ultimate mix of housing options entails a complex balancing between costs, site context, user needs

and social acceptability, tenure options and management arrangements. This business plan does not

attempt to address these.

3.4 Housing and other Funding Instruments

Lack of funding is often seen as a major stumbling block to the provision of integrated sustainable

development which includes adequate services and facilities, appropriate housing typologies and good

quality urban environments. The quality of new housing development is therefore often compromised in

order to ‘cut costs’. However, a range of programmes and funding instruments are available to municipalities

to assist them in developing integrated sustainable human settlements. Annexure A provides a summary of

some of the key housing and other funding instruments available. These vary from instruments that assist

with the development process, infrastructure funding, social and economic facilities provision to a variety of

housing delivery instruments. Funding can be sourced from the national departments of Human Settlements,

National Treasury, the Department Cooperative Governance and Traditional Affairs, the Municipality’s own

funding, NGOs, corporate social investment budgets, bilateral donor agencies and the National Housing


Finance Corporation, amongst others. The onus rests on the Municipality to identify and approach the

various institutions for human settlement development related funding.

3.5 Role of Pilot Sites

Following on from the above, a more detailed role for each of the pilot project sites is explored and presented

in the following table:


Table 4: Role of Pilot Sites

Description Erf

Numbers Ownership

Surrounding

Context Potential Role of Site

Community

Facilities

Commercial,

Manufacturing

Transport and

Services

Environmental

Informants

Area around Paarl Station

Privately

owned

Within

established area

with existing

opportunities,

facilities and

services.

Infill with high-density, low-

rise residential development.

Limited mixed use

development, including small

scale retail and local level

community facilities such as

a crèche.

Spatial and social integration.

Full range of

community

facilities within

easy public

transport

access.

Close to existing

retail and adjacent

to industrial area.

Located adjacent

to railway line and

station.

Surrounded by

established road

network.

Services capacity

unknown.

No

environmental

constraints.

Situated within

Heritage Area

and therefore

subject to

heritage

constraints.

Vlakkeland 8381 -

8398

Municipal

owned.

One erf

privately

owned.

Within

integration zone

and situated

adjacent to

marginalized

areas.

Should accommodate growth

in medium to high density

low-rise, mixed-use

development.

High potential to achieve

spatial and social integration

and to accommodate a range

of land uses (residential,

retail, community facilities)

and a range of, housing

typologies.

Potential to accommodate

higher order community

None. Not close or within

easy access to

existing retail and

industrial areas.

Situated along a

major link road.

No internal road

network.

External services

capacity unknown.

No internal

services.

Environmental

constraints.

Heritage

constraints.

Extent of

constraints not

known.


Description Erf

Numbers Ownership

Surrounding


Community

Facilities

Commercial,

Manufacturing

Transport and

Services

Environmental

Informants

facilities given the extent of

the site, its location on a

major transport route and

existing and future

thresholds.

Area around Mbekweni Station

557,

1526,

1522

Municipal

owned

Situated within

marginalized

area with limited

economic and

other

opportunities.

Infill opportunity to introduce

diversity and contribute to the

general upgrade of the

environment.

Limited number

of community

facilities in

surrounding

area.

Surrounding

facilities likely to

be operating at

over capacity.

Some distance

from commercial

and industrial

areas.

Public transport

access to

established areas.

Located adjacent

to railway line and

station.

Surrounded by

established road

network.

Services capacity

unknown.

Electrical pylons

may pose

serious

constraint.

Environmental

constraints (flood

line).

R301/R302 ‘Buffer Strip’

557,

3389,

2316

Municipal

owned.

Privately

owned.

Dept of

Public

Works

Situated within

marginalized

area with limited

economic and

other

opportunities.

High potential to achieve

spatial and social integration

and to accommodate a range

of land uses (residential,

retail, community facilities)

and a range of, housing

typologies.

Situated on a major link road

and potential for integration

and activity corridor

Limited number

of community

facilities in

surrounding

area.

Surrounding

facilities likely to

be operating at

over capacity.

Adjacent to existing

commercial facility

but some distance

from significant

commercial and

industrial areas.

Adjacent to major

transport route.

Services capacity

unknown.

No internal roads

or services.

Environmental

constraints

(biodiversity

area).


Description Erf

Numbers Ownership

Surrounding


Community

Facilities

Commercial,

Manufacturing

Transport and

Services

Environmental

Informants

development.

Pentz Street 1680,

550, 553

Municipal &

state (Dept

of Public

Works)

owned

Within

established area

with existing

opportunities,

facilities and

services.

Infill with high-density, low-

rise residential development.

Limited mixed-use

development, including local

level community facilities

such as a crèche.

Spatial and social integration.

Full range of

community

facilities within

easy access.

Close to existing

retail and industrial

area.

Surrounded by

established road

network. Services

capacity unknown.

Upgrade of bulk

sewer network

critical.

No known

environmental

constraints.

Heritage

constraints.


3.6 Development Potential of Pilot Sites

Following on from understanding the role of the pilot sites in terms of the site’s context, Table 5 provides an overview

of the development potential of each site with specific reference to land use budgets, breakdown of the residential

component of each site appropriate to the housing need in the area, suggested housing typologies and densities and

infrastructure requirements and environmental constraints. With regard to the proposed land use, housing typologies

and densities, it must be noted that a comparison with the proposals of the study called, “Investigation on the provision

of Industrial and Residential Land in the Drakenstein Municipal Area”, was done. This study addressed the status and

potential of vacant and under-utilised land parcels within the municipal area for industrial and residential use. The

study was commissioned by the Planning Services Department of the municipality and was undertaken at the same

time as the preparation of the Human Settlement Plan. The comparison, using the information provided by the

consultants, revealed that the proposals for the pilot project sites made by the Human Settlement Plan are in line with

the proposals put forward for the same sites by the Investigation on the Provision of Industrial and Residential Land

study. The study included the following proposals for the sites identified as pilot project in the HSP:

Area Classification Density Funding

Paarl Station Area: Residential High Subsidy or Gap

Mbekweni Station Area: Residential High Social

Pentz Street: Residential High FLISP/Gap

Vlakkeland: Residential Medium - High FLISP, Gap, Social & subsidy

R301/R302 ‘Buffer Strip’: Residential & Mixed Use High FLISP, Gap, Social & Subsidy

With regard to infrastructure, it has been indicated by the Municipality that housing, specifically ‘low-cost and

FLISP/Gap housing’ is one of the priority drivers for infrastructure provision (Drakenstein Municipality, 2010). It has

also been indicated that from an infrastructure perspective, the most economical development will be close to existing

services and therefore established areas.

The proposed pilot projects are all located within the area earmarked for water and sewerage infrastructure upgrades

within the next five years, including Vlakkeland (Drakenstein Municipality, 2010). The estimated cost of the planned

sewer, water, roads & stormwater, electricity and solid waste bulk infrastructure for the next five years, is

R1,403,050,000 with an estimated budgetary shortfall of R922 230 000 (Drakenstein Municipality, 2010). The impact

of the proposed pilot project developments on the planned bulk infrastructure upgrades still needs to be determined

and the final phasing of the proposed development and/or infrastructure upgrades (where possible) will need to be

adjusted accordingly.


Table 5: Development Potential of Pilot Sites

Pilot Project

Extent of site

Role of Site Proposed Land Use

Budget & breakdown of

residential component.

Housing

Typologies

Density Option

A & number of

units

Density Option

B & number of

units

Funding

Sources

Infrastructure

requirements

Area around

Paarl

Station

(Extent of area

to be

redeveloped still

to be

determined.

Approximately 2

ha)

Predominantly

residential

redevelopment

of existing

urban fabric.

90% residential

100% commercially

developed gap housing

10% local level community

facilities, e.g. crèche and

small retail outlets

2-4-storey walk ups

with loft apartments

150 du/ha gross

270 gap housing

units

70 du/ha gross

126 gap housing

units

Private Sector

End User

Finance

(including FLISP)

Existing connections

to bulk infrastructure

required.

Impact of proposed

development on the

planned bulk

infrastructure

upgrades needs to

be determined.

Area around

Mbekweni

Station

(erven 1526 &

1522)

±1.5ha

(excluding

sports fields)

Township up-

grade.

Introduce

wider choice in

housing

typologies.

Residential 100% with multi-

purpose open spaces

between buildings

100% Social housing /

rental units & co-

operative housing

2-3-storey walk ups

150 du/ha

200 social

housing units

70 du/ha

90 social

housing units

Social grants &

IRDP

Connections to bulk

infrastructure

required.

Impact of proposed

development on the

planned bulk

infrastructure

upgrades needs to

be determined.

R301/R302

Buffer Strip

(erven 557,

Township

upgrade/

Integration

Residential 70%

15% Social housing

/public rental units

2-3 storey walk ups

150 du/ha

91 soc/h units

70 du/ha

42 soc/h units

Social Housing

PHP

IRDP

Connections to bulk

infrastructure

required.


Pilot Project

Extent of site

Role of Site Proposed Land Use

Budget & breakdown of

residential component.

Housing

Typologies

Density Option

A & number of

units

Density Option

B & number of

units

Funding

Sources

Infrastructure

requirements

3389, 2316)

±5.8ha

zone 15% GAP housing

/private rental or

ownership units

70% Subsidised

housing

Commercial 10%

Roads 15%

POS & local level facilities

e.g. crèche and play areas

5%

2-4 storey walk ups

2-3-storey walk ups

Row housing

Semi-detached

double storey units

150 du/ha

91 gap/h units

70 du/ha

198 subsidised

units

Total Units:

380

70 du/ha

42 gap/h units

35 du/ha

99 subsidised

units

Total Units:

174

Private Sector

End User

Finance

(including FLISP)

NHFC loan

Impact of proposed

development on the

planned bulk

infrastructure

upgrades needs to

be determined.

Pentz Street

(erven 1680,

550 & 553)

±7.8ha

Infill and

densification

within an

established

area.

Mix of housing

typologies and

income

groups.

Residential 80%

Roads 15%

POS & local level facilities

e.g. crèche and play areas

5%

Residential Mix:

80% GAP housing /

private rental or

ownership

20% Social housing

public rental units

2-3-storey walk ups

150 du/ha

748 gap housing

units

187 social

housing units

Total units:

935

70 du/ha

349 gap housing

units

87 social housing

units

Total units:

436

CRU

Private Sector

End User

Finance

(including FLISP)

Connections to bulk

infrastructure

required.

Impact of proposed

development on the

planned bulk

infrastructure

upgrades needs to

be determined.


3.7 Project Costing

Given the proposed densities and housing typologies, the number of potential housing units for each site can

be used to calculate estimated costs. Project costs are estimated based on industry averages as well as

good practice examples projected with average annual growth rates in construction costs. The costs are

intended to provide an indication of possible project costs. They are not exhaustive and are likely to change

in the detailed design phase of the projects. Detailed and accurate costs can only be determined when

detailed planning and lay-out designs have been completed.

The assumptions used to estimate the costs were based on the following:

Subsidy House: Top structure R 110 947 plus an A grade municipal services R 43 626 of per stand.

GAP Market House: R 150 000 plus an A grade services R 43 626 per stand)

The cost of the land and site preparation has been excluded but amounts to R 6 000 per stand..

Professional fees have been calculated at 10% of total cost for FLISP/GAP housing. The cost of

professional fees for subsidized housing is included in the cost listed above.

The costs of social and economic facilities were not calculated and would require a separate exercise in

order to do so dependent on the design requirements.

Bulk service capacity upgrades are not included. It has however been estimated that the sewer, water,

roads & stormwater, electricity and solid waste bulk infrastructure for the next five years will cost

R1,403,050,000 with an estimated budgetary shortfall of R922,230,000 (Drakenstein Municipality, 2010).

The funding sources provided in Table 5 are a guide for sourcing the primary funds; various options are

often applicable to the project depending on the final project specification (e.g. tenure and typology).

The top up or bridging financing requires the initiative of the municipality to source alternative funding

sources.

The following table provides an overview of the illustrative development costs of the various pilot projects.


Table 6: Pilot Projects: Illustrative Development Costs

Project

No of subsidised

units

Cost of Subsidised

Housing (R154 573/unit)

No of GAP units

Private Rental

Cost of Gap Housing

( R 150 000/unit)

Services cost estimate

(R43 626 ps)

Prof fees (applicable to gap housing at 10% of

total cost)

TOTAL

Area around Paarl

Station

(various privately owned

erven)

0 0 270 40 500 000 11 779 020 1 177 902 53 456 922

Vlakkeland

(erven 8381 – 8398) 486 75 122 478 2214 332 100 000 96 587 964 9 658 796 513 469 238

Area around Mbekweni

Station

(erven 557, 1526 & 1522)

0 0 225 33 750 000 9 815 850 981 585 44 547 435

R301/R302

Buffer Strip

(erven 557, 3389 & 2316)

182 28 132 286 198 29 700 000 8 637 948 863 795 67 334 029

Pentz Street

(erven 1680, 550 & 553) 0 0 935 140 250 000 40 790 310 4 079 031 185 119 341


4 PROJECT ASSESSMENT

4.1 Current and Proposed Housing Projects

The Human Settlements

Department of the Drakenstein Municipality has put forward a number of current and proposed housing

projects for inclusion in the Drakenstein Human Settlement Plan. The proposed projects include projects for

which applications have been submitted to the Provincial Government: Western Cape for funding as well as

projects proposed for the next 5 – 10 years.

The Table 7 provides a summary of all the current and proposed housing projects for the Drakenstein

Municipality. Refer to Annexure C.


4.2 Western Cape Provincial Sustainability Criteria

The Western Cape Department of Housing has initiated a process of ensuring that housing implementation

contributes to the creation of vibrant sustainable and integrated communities in the Western Cape. Municipal

housing plans are often focused on setting housing projects and delivering numbers of units, with not enough

attention being paid to location, quality and sustainability. In addition to the National Housing Policy

Breaking New Ground, the Provincial Housing Sustainable Human Settlements Policy Isidima as well as the

following new provincial housing objectives provide guidance to municipalities:

Prioritising secure access to basic services

Acquiring well-located land for well-planned Integrated Human Settlements

Increasing densities of new housing developments

Closing the gap in the property market

Inculcating a sense of ownership

Improving property management

A fairer allocation of housing opportunities

Reducing our carbon footprint

Introducing a stronger co-ordinated and integrated approach to human settlement planning.

The Provincial Department of Housing is calling on all municipalities to revisit the housing chapters in their

IDPs with a focus on delivering integrated sustainable human settlements, rather than only housing. This

shift in policy includes the following:

A shift from housing construction to “sustainable human settlements”;

A shift to sustainable resource use; and

A shift to real empowerment.

It is understood that all housing projects will in future be assessed on the contribution of such projects to

creating integrated sustainable human settlements. Sustainability criteria were therefore developed and

approved by the MEC on 1 April 2009, to assess new human settlement projects in the Western Cape. The

criteria are a tool which assists in achieving the overarching goal of improved settlement performance; they

in effect operationalise the principles set out in the strategy document. Principles such as economic

sustainability, social sustainability and ecological sustainability underpin the criteria. It is important to note

however, that the criteria will be applied as a filter prior to project approval, and therefore should be used as

a planning tool and guide rather than a project approval tool. To this end the criteria are split in two; step 1)

encompasses the prequalification criteria, which act as a funnel and step 2) the project benefits criteria which

aims to evaluate to what degree the project makes an impact on the economic, social and environmental

fronts.


In Step 1 (see Table 1), the prequalification criteria are applied and attempts to filter projects at the outset to

ensure projects contribute to settlement sustainability, these criteria are based on:

Evidence-based demand for housing

bulk capacity for additional housing, or

funding for the extra bulk services capacity required

avoidance of critical environmental risks

proximity to economic opportunities

availability of land

Once the projects have demonstrated some basic adherence and contribution to improved sustainability,

projects should display economic, social and environmental robustness as far as sustainability are

concerned. In step 2, the criteria deal with whether the project addresses, inter alia, the following:

Economic efficiency:

Enhancement of economic opportunities

land use and housing typology variegation

optimal use of bulk infrastructure

Innovation

Social Justice:

Access to social amenities

Promotion of social integration

Community Participation

Ecological Integrity:

Ecologically sensitive settlement design alternatives

The detailed criteria, objectives and indicators are set out in Annexure B and will be used as the basis for the

following assessment of the current and proposed projects of the Drakenstein Municipality.

4.3 Assessment of Current and Proposed Projects

Table 8 below provides an overview of the assessment of the Municipality’s current and proposed projects in

terms of the provincial sustainability criteria, as outlined in the previous section. The assessment is done to

inform project prioritization and future provincial funding applications. It is included in order to assist in the

motivation for funding from PDoHS and, where necessary, highlights aspects that need to be further

addressed in order to successfully access funding. It looks at the projects from a broad perspective,

assessing which projects adhere to economic, social and ecological sustainability and the creation of vibrant

sustainable integrated communities. Given that this is a five- year Business Plan, only the projects proposed

by the Drakenstein Municipality for the next 1 – 5 years have been assessed. The projects proposed for the

next 5 – 10 years have not been included in this assessment.


Table 8: Assessment of Current and Proposed Projects

Project Assessment in Terms of Sustainability Criteria Step 1

Assessment in Terms of Sustainability Criteria Step 2

Required procedures

Skills and resources required

Prioritisation: Sustainability

Comments

Current Projects

Mbekweni Siyazama

Project almost complete

Mbekweni Nompumelelo

Project complete

Mbekweni Drommedaris

Meets the following requirements:

Demand

Sufficient bulk services

Avoidance of environmental risks

However, isolated from economic

opportunities and insufficient public

facilities in the area.

Choice in typology and medium

density housing, but project will not

meet all the criteria for economic

efficiency, social justice and ecological

integrity.

Limited access to economic

opportunity and does not promote

economic activity

Provision of social facilities not

integrated within the project

No social integration

No evidence of ecologically

sensitive settlement design

alternatives

Implementation

underway

Requires full

range of skills.

medium Project already in progress.

Intervention not possible at this

stage.

Wellington Noodkamp


Demand






Choice in typology and medium

density housing, but project will not

meet all the criteria for economic

efficiency, social justice and ecological

integrity.



economic activity

Layout Design

EIA

Subdivision

Rezoning

Requires full range

of skills.

medium Project almost complete -

different income groups, and

ecologically sensitive design and

alternatives.




Required procedures



Comments






alternatives

Mbekweni White City


Demand






Project will not meet all the criteria for

economic efficiency, social justice and

ecological integrity.

Limited typologies

Low density



economic activity






alternatives

Implementation

underway

Requires full range

of skills.

medium Project already in progress.

Intervention not possible at this

stage.

New Projects

Carterville Balance Project started – 150 outstanding units to be completed.

Gouda Meets the following requirements:

Demand





Limited typologies

Layout Design

EIA

Subdivision

Requires full

range of skills.

medium Consideration should be given to

introducing various typologies,

facilitating economic and other




Required procedures



Comments





Low density



economic activity






alternatives

Rezoning opportunities, higher densities,

catering for different income

groups, and ecologically

sensitive design and alternatives.

Paarl East Siyahlala 1 & 2


Demand









Limited typologies

Low density



economic activity






alternatives

Layout Design

EIA

Subdivision

Rezoning

Requires full

range of skills.




opportunities, higher densities,




Paarl East Lantana Street/ Kolbe Street


Demand





Limited typologies

Layout Design

EIA

Subdivision

Requires full

range of skills.







Required procedures



Comments


Proximity to economic opportunities




Low density



economic activity






alternatives

Rezoning opportunities, higher densities,




Paarl East – Kingston Town


Demand









Limited typologies

Low density



economic activity






alternatives

Layout Design

EIA

Subdivision

Rezoning

Requires full

range of skills.











Required procedures



Comments

Paarl East Fairyland


Demand









Limited typologies

Low density



economic activity






alternatives

Subdivision and

rezoning to be

finalized.

Requires full

range of skills.











Required procedures



Comments

Social Housing

District Paarl North- Nuiwedrift

Paarl East Farm workers project


Demand









Limited typologies

Low density



economic activity






alternatives

EIA investigations

underway.

Requires full

range of skills.








Other Considered Projects

Paarl East Schoongezicht


Demand









Limited typologies

Low density



economic activity


Planning phase

underway.

Requires full

range of skills.











Required procedures



Comments





alternatives

Paarl East Dal Josafat


Demand






Limited social integration but project

will not meet all the criteria for



Limited typologies

Low density



economic activity





alternatives

Layout Design

EIA

Subdivision

Rezoning

Requires full

range of skills.








Paarl East Next to swimming pool


Demand










Limited typologies

Low density



economic activity

Tender documents

being prepared.

Requires full

range of skills.

medium Assess possibility for intervention

in order to give consideration to

the following:










Required procedures



Comments





alternatives

Daleville Next to garage


Demand










Limited typologies

Low density



economic activity





alternatives

Tender documents

being prepared.

Requires full

range of skills.



the following:






sensitive design and alternatives

Mbekweni Next to Max Garage


Demand










Limited typologies

Low density



Tender documents

being prepared.

Requires full

range of skills.



the following:









Required procedures



Comments

economic activity





alternatives

sensitive design and alternatives

Paarl East Springbok

Redevelopment of flats


5 CONSOLIDATED MULTI-YEAR PROGRAMME & BUDGET

The following table provides a multi-year programme and budget for the proposed sustainable housing

projects for Drakenstein Municipality. It includes the pilot projects put forward in the HSP Strategy as well as

the Municipality’s current and proposed projects that meet the PDoHS sustainability criteria. The table

therefore represents a proposed consolidated multi-year budget for the Municipality.

As stated in Section 2.2, it has been requested at a political level for the Kraal project not to be included as

part of the Business Plan. This project was unpacked in the previous sections but any further planning needs

to be undertaken in consultation with the key players involved. It has therefore not been included in the multi-

year programme and budget. It is also important to note that the Drakenstein Municipality’s proposed

projects for the next 5 – 10 years have not been included in this multi-year programme and budget as it is

essentially a five- year programme and budget and the DORA budget is already exceeded.

The following should be noted:

FLISP/GAP housing units to be developed by a private developer or development agency.

The cost of land, bulk services and additional facilities for the suggested pilot projects has not been

calculated. It has been estimated that the sewer, water, roads and stormwater, electricity and solid waste

bulk infrastructure for the next 5 years will cost R1,403,050,000 with an estimated budgetary shortfall of

R922,230,000 (Drakenstein Municipality, 2010).

The actions required to set in place the pre-conditions for detailed planning, design and development of

the pilot projects have been started in terms of programmes and some not and need to be undertaken in

the next financial year. These actions are outlined in the Drakenstein HSP: Policy & Strategy

Framework.

Small projects of 200 units or less have been scheduled over a three-year period, allowing for detailed

planning and design in the first year (10%) and implementation over two years (75% in second year and

15% in third year).

Medium projects of between 200 – 1000 units have been scheduled over a four year period, allowing for

detailed planning and design in the first year (10%) and implementation over three years (50% in the

second year, 30% in the third year and 10% in the fourth year).

Large projects of 1 000 units or more have been scheduled over a seven-year period, allowing for

detailed planning and design in the first three years (5%, 10%, 5%) and for implementation to start in the

third year (15%, 20%, 20%, 10%).

The detailed planning and design phases mentioned above include the processes for rezoning,

subdivision, EIA, HIA and TIA etc. Whilst the scale of the project does not necessarily influence the

timeframe of the legislative processes, it is assumed that the detailed planning and design of a ‘large

scale mixed use development’ which includes various housing typologies will take longer than a smaller

project and is also likely to be completed in several phases.

The prioritization of the Drakenstein Municipality’s current and proposed housing projects is proposed

by the Municipality’s Human Settlements Department and the prioritization has to be approved by


Council. The projects are reflected in the consolidated multi-year budget and are listed in order of

priority.

Estimated project costs are provided and the number of potential housing units for each site was used to

calculate estimated costs for purposes of completing the draft multi-year business plan. The estimated

project costs are not exhaustive and are likely to change in the detailed planning and design phase of

the projects or once the Municipality has verified its own estimates. The estimated costs were based on

the same assumptions and industry averages used to calculated the estimated costs for the pilot projects

(as outlined in section 3.7).

Refer to the table 7 given above.

6 IMPLEMENTATION AND INTEGRATION

During the course of the preparation of the Human Settlement Plan for the Cape Winelands District, a

number of cross-cutting issues related to implementation have been identified. These issues were discussed

at a workshop which was facilitated as part of this phase between the CW District, its constituent

municipalities as well as the Provincial Government: Western Cape. It was agreed at this workshop that

these issues need to be urgently addressed or further investigated and that ongoing and improved co-

ordination between the three spheres of government will be key in addressing blockages and concurrency.

The need for National Government to assist in addressing some of these issues was also highlighted. The

cross-cutting issues are:

Land Policy and Management (accessing public land; acquiring private land; land-swopping, etc).

Housing funding allocation to municipalities, the cost of funding integrated sustainable human

settlements and accessing other funding sources (MIG, NDPG, etc).

Concurrent delivery of community facilities with housing.

Funding of bulk infrastructure and upgrade of infrastructure in established areas.

Capacity building and training of staff in the application of the principles of BNG and Isidima, housing

instruments, funding sources and partnering with the private sector, housing typologies and best

practice in settlement restructuring and housing management.

The responsibility of municipalities to cater for the Gap market and the potential role of the District

Municipality in terms of regional co-ordination of role players and or investors and management

agents.

The need for improved information management regarding the housing market and beneficiaries.

In addition to the above, the following issues related to the implementation of the Human Settlement Plan are

specifically relevant to the Drakenstein Municipality:

The current DORA allocation is not sufficient to meet the demand in the Drakenstein Municipality.

The implications for focusing housing delivery in Paarl-Mbekweni-Wellington and how to address the

demand and expectations in smaller settlements and rural areas.

The lack of well-located land available to achieve significant integration in the towns of Paarl and

Wellington, specifically looking at subsidized housing.


The need to upgrade existing bulk infrastructure and address the financial implications thereof prior

to the implementation of the HSP.

Institutional capacity constraints with regard to housing delivery.

The need to investigate and identify other funding sources e.g. employee housing.

The need to establish partnerships with the private sector and relevant organizations such as the

DBSA.

The need to create awareness and empowerment amongst beneficiaries.

The need to align internal processes and budgets and to establish an Inter-Departmental Steering

Committee to co-ordinate all housing projects.

The purpose of preparing a multi-year budget and programme is also to ensure improved integration of inter-

departmental strategies and budgets and to facilitate better planning and co-ordination between all spheres

of government. In this regard the multi-year programme and budget has also highlighted certain implications

for the municipal IDP and provincial departments. The implications of the proposed pilot projects for the

municipal IDP are set out in Table 10 below whereas Table 11 sets out the implications for the provincial

departments.


Table 10: Pilot Projects: Implications for IDP

Project Title

No of units

including gap

housing

Estimated Timeframe (estimated start date

to completion

date)

Water Services

Plan

Integrated Waste Management

Plan (including sewerage, storm

water, solid waste)

Integrated Environmental Management

Plan

Local Economic

Development

Integrated Transport Plan

Other

Area

around

Paarl

Station

270

2014 –

2017

Bulk

capacity to

be

investigated.

Bulk capacity to be

investigated. None. None. None.

Land acquisition and/or other

specific role of municipality

needs to be determined in

facilitating GAP housing by

private sector.

Vlakkeland 4624

2011 –

2018+

Bulk

capacity to

be

investigated.

Bulk capacity to be

investigated.

Environmental

constraints to

be determined

Development of

local business

sites.

Access and

integration with

R301/303.

Land acquisition.

Area

around

Mbekweni

Station

225

2014 - 2017

Bulk

capacity to

be

investigated.

Bulk capacity to be

investigated.

Environmental

constraints to

be determined

None. None.

R301/R302

Buffer Strip 380

2014 - 2017

Bulk

capacity to

be

investigated.

Bulk capacity to be

investigated. None.

Development of

local business

sites.

Access and

integration with

R301/303.

Land acquisition.

Pentz

Street 935

2014 - 2018

Bulk

capacity to

be

investigated.

Bulk sewerage

capacity needs to

be upgraded.

None. None. None. Land acquisition from

Dept of Public Works

Note: The proposed ‘Die Kraal’ pilot project is not included at this stage given the concerns raised regarding the future use of the site. Refer to end of

Section 2.2.


Table 11: Pilot Projects: Implications for Provincial Departments

Project

Title

Estimated Timeframe (estimated

start date to completion

date)

Education Transport DEA&DP Health Public Works Dept of Agric Other

Area

around

Paarl

Station

2014 – 2018

None. None. None. None. None. None. Heritage Western

Cape permission

required.

Vlakkeland

2011 – 2018+

3 x Primary

Schools

2 x Secondary

Schools

Approval of

rezoning

required.

ROD required.

Funding

approval.

1 x Old Age Home

1 x Children’s

Home

Approval of

rezoning

required. Also

from National

Department of

Agriculture.

Heritage Western

Cape permission

required.

Area

around

Mbekweni

Station

2014 - 2017

None. None. ROD required.

Approval of

rezoning (falls

within Mbekweni

and portion

zoned POS)

Funding

approval.

None. None. None. Heritage Western

Cape permission

required.

PRASA input

required.


Project

Title

Estimated Timeframe (estimated

start date to completion

date)

Education Transport DEA&DP Health Public Works Dept of Agric Other

R301/R302

Buffer Strip

2014 - 2017

None. Approval of

rezoning

required.

ROD required.

Approval of

rezoning (falls

within

Mbekweni).

Funding

approval.


Cape permission

required.

Pentz

Street

2014 - 2018

Approval of

rezoning

required. Land

reserved for

educational

purposes.

None. ROD required.

Approval of

rezoning

(portion zoned

POS).

Funding

approval.


Cape permission

required.

.


7 CONCLUSION

The focus of this report is to unpack the pilot project proposals and putting forward the development potential

of each pilot project site in order to prepare a multi-year programme and budget. This multi-year budget

includes the current and proposed projects which are likely to meet the PDoHS sustainability criteria.

This business plan therefore provides a Human Settlement Plan which should be refined and developed in

line with other departments through inter-departmental co-ordination and in consultation with the affected

communities as part of the IDP chapter. Drakenstein HSP forms part of the IDP Housing Chapter.


8 REFERENCES

City of Cape Town, 2005, Investigation into Settlement Typologies for the Cape Town N2 Gateway Pilot

Project.

CSIR, 2007, Schedule of Standards and Guidelines for the Spatial Provision and Development of Social

Facilities, Public Institutions and Public Open Space in Cape Town.

CWDM, 2009, Cape Winelands Human Settlement Plan. Situational Analysis.

CWDM, 2009, Cape Winelands Human Settlement Plan. Policy & Strategy.

CWDM, 2009, Cape Winelands Human Settlement Plan. Settlement Design Guidelines.

Development Action Group, 2008, Sustainable medium-density housing. A Resource Book.

Drakenstein Municipality, 2010, Bulk Infrastructure Services: Collaboration between the Municipality and

Developers to identify Bulk Engineering Services requirements. Presentation prepared for the Drakenstein

Municipality.

Drakenstein Municipality, 2009, Human Settlement Plan. Presentation prepared for Department of Local

Government and Housing, 30 July 2009

Drakenstein Municipality, 2007, IDP Report: Integrated Development Plan 2007 - 2012

Drakenstein Municipality, 2007, Housing Implementation Action Plan for 2006/07 to 2010/11

Drakenstein Municipality, 2006, Housing Implementation Plan for 2006/07 to 2010/11

Drakenstein Municipality, 2005, Housing Administration Policy

Drakenstein Municipality, 2004, Housing Plan

Eighty20, 2009, GAP Housing Market. Draft Presentation.

National Department of Housing, 2004: Breaking New Ground.

Provincial Government: Western Cape, Department of Local Government and Housing, 2008: The Road

Map to Dignified Communities, Western Cape Sustainable Human Settlement Strategy.


Provincial Government: Western Cape, Department of Local Government and Housing, 2009: Sustainability

Criteria for Assessment of IRDP, PHP and UISP Projects as approved by the MEC

Provincial Government: Western Cape, Department of Local Government and Housing, 2008: Integrated and

Sustainable Human Settlements. A guideline for the IDP Human Settlement Plan.

Provincial Treasury of the Western Cape Provincial Government, 2009, Budget 2009 Local Government

Allocations

Provincial Treasury of the Western Cape Provincial Government, 2009, Spatial Spending of Provincial

Budget and Allocations to Municipalities 2009 Working Paper

Statistics South Africa, 2007, Community Survey, Basic Results Municipalities

Statistics South Africa, 2001, Census


9 ANNEXURES

Annexure A: Summary of housing and other funding instruments

Intervention Category Description

1. Financial Instruments

facilitating Human Settlement

Development

Funds and Programmes that

facilitate access to housing

goods and services

i. Individual Housing Subsidies: Credit and Noncredit linked (R0 –

R3 500 income group)

ii. Integrated Residential Development Programme (project linked

subsidy)

iii. Consolidation Subsidy (for top structures on serviced sites)

iv. Relocation Subsidies (allows the borrower to ‘right size’)

v. Institutional Subsidies (includes transitional subsidies, allocated to

housing institutions esp. for rental/social housing)

vi. Enhanced Extended Discount Benefit Scheme

vii. Rural subsidies (used to provide functional tenure as opposed to

full title)

viii. FLISP: to assist first time home owners earning between R3500-

R7000

ix. Community Residential Unit (funding to upgrade of hostels or

other rental stock owned by government)

2. Housing Supply Methods

and Instruments

Programmes that address

different housing needs and

facilitate

access to a variety of housing

opportunities

i. Incremental/formal housing (phased process of housing supply,

often starting with tenure and services)

ii. People's Housing Process (beneficiaries build or manage the

building of their houses, which affords greater choice of the top

structure)

iii. Social Housing (run by housing institution and facilitates

development of rental stock)

iv. Community Residential Units Programme aims to deliver secure

rental tenure for low income persons

v. Rectification of Houses (post 1994 housing stock through subsidy

or post 2002 through NHBRC managed process)

vi. Emergency Housing Programme (provides temporary shelter and

services for exceptional circumstances)

vii. Special Needs Projects (such as those who are orphans,

seriously ill, disabled, street children/adults) often tied to the Dept.

of Welfare or Health

viii. Upgrade of Informal Settlements Programme

3. Provision of Social and

Economic Amenities

Funding and programmes for

social and economic amenities

i. Programme for the provision of social and economic facilities

(WC Dept. of Local Government and Housing)

Provides funding for provision of facilities such as community

halls, taxi ranks, sports facilities, clinics, parks, trading areas, etc

ii. Neighbourhood Development Partnership Grant (Dept. of National

Treasury)

Funds capital expenditure and technical assistance for township


renewal and redevelopment. Projects include catalytic economic

development projects but also urban greening initiatives

4. Municipal Infrastructure

Municipal Infrastructure Grant provides funding for the following

Infrastructure

a. Electricity

b. Water supply

c. Sanitation

d. Storm water management

e. Municipal roads

f. Refuse removal

g. Street lighting

5. Miscellaneous Funding

Sources

i. Bilateral Donor Agencies (DFID, SIDA, USAID, etc)

ii. National Housing Finance Corporation

iii. Social housing foundation

iv. Corporate Social Responsibility funds (bridging finance etc)

v. Employer Housing (employer housing stock)

vi. Employer Assistance Housing (loans with larger employers who

have access to pension and provident funds)

Sources:

a. NDGP Toolkit 1of 1.

b. Integrated and Sustainable Human Settlements: A guide for the IDP Human Settlement Plan. Guidelines for the

provision of Social and Economic Amenities within the Housing Development Context

c. MIG: 2004-2007 from programmes to projects to sustainable services


Annexure B: Assessment of overall need of public facilities: Paarl-Mbekweni-Wellington

Population Threshold max

Travelling Distance/ time

Site Space Location Criteria Issues and Considerations Need for facility

EDUCATION

Crèche- low income area

2400 750 130m2 to 500m2

Easy walking distance from residences and places of work

Where demand is indicated population profile should be considered

80

Crèche- high income area

3600

54

Primary School 6000 1500m 2ha Public transport near to but not on main roads accessible by several modes

32

Secondary School 10000 max 30 min 3ha 19

Special Needs Regional Demand driven

Places of safety- home or detention centre

Regional Demand needs driven

PUBLIC SERVICES AND INSTITUTIONS

Municipal Offices 50000 15-30 mins Min 3000m2 Urban node- high levels of exposure, accessible by public transport

4

Post Office 10000 30-40mins 80-100m2 Shopping area accessible 19

Police Station 25000 5km 15min response time

0.1-1ha Urban nodes and central to communities served, should be on main arterials

Population threshold of 25000 ideal but proved not to be feasible in larger metropolitan areas. 8

Fire Station 30000 Response time major consideration

1.2ha On arterial away from congested areas

Needs to be ITO risk

6

Home Affairs (mobile)

<20000 60 min 10

Home Affairs (permanent)

20000 30mins max 30000 persons 10


Home Affairs District Office

60000 max 80000 persons

3

Multi Purpose Community Centres

22000 15 mins unique At least one per district and metropolitan muni. Communities can identify services according to needs 9

Town Hall 50000 20mins major urban node max 500000 4

Old Age Homes 50000 accessible by public transport Requires further investigation according to community profile 4

Children’s Homes 50000

near schools libraries and daycare centres

Provision in terms of development framework and statistics regarding homeless children 4

HIV/Aids Centre 250000 accessible by public transport 1

HEALTH FACILITIES

Mobile Clinic 5000 1000m Should be within walking distance Type of clinic depends on population density & community needs 39

Satellite Clinic 10000 0.2-0.5ha Should be within 5 min walk from public transport stop/ or near public transport interchange

Type of clinic depends on population density & community needs 19

Static Clinic 30000 1000-4000m 0.5ha 6

Community Health Centre

30000 2000-5000m 1-2.5ha & space for ARV clinic 6

SOCIAL FACILITIES

Library 35000 3-4km 0.1-0.2ha Floor space 595m2 min-2450m2 optimum

within walking distances or at least 5 min from public transport stop clustered with community facilities

min 12000 books per 20000 population. No more than 70000 people should be served by a lib

6

Library Mobile 2000 1km 97

Community Hall

15000 1.5-2.2km 0.2-0.5ha

within walking distances or at least 5 min from public transport stop clustered with community facilities 13


Religious Centre Established 2100

2km

1200-5000m2 92

Religious Centre Transient

700

1km

200-100m2

Size depends on affordability of group and facilities attached. Can be accommodated in community halls or schools 276

RECREATIONAL & SPORT FACILITIES*

District

30000

Along public transport routes serving two or more neighbourhoods adjacent or in close proximity to secondary schools 6

Community

5000

Along community level public transport routes- proximity to schools

Designed to enable multipurpose use social aspects around use must be considered 39

Local /Neighbourhood 7700 varies or 1 per 3 primary schools 25

Swimming Pools

60000 15-30min 60000 threshold is for CCT - 1 per town perhaps more appropriate 3

CULTURAL OPEN SPACES

Food Gardens

6000

Close proximity to homes of gardeners

Example: 2500m2- 20 plots of 100m2 & additional 500m2 for paths and sheds

Close to existing need, security availability part of green open space system. Close to natural sources of irrigation, under power lines or in servitudes where protected from competing land uses

More applicable to low income areas as this activity is a survival strategy. Important to identify potential practitioners and allocate resources amongst them as demand may outweigh supply. Different forms of land ownership and leasing may need to be explored Availability of water for irrigation NB 32

Livestock Depends on number of owners

600 owners could keep 3 animals each on 50 ha

Community kraals and commonage on urban edge

Feasibility and desirability must be investigated,


Market- Trading

5000 2-6km 0.28ha -4ha

accessible by public transport, near ranks or transport interchanges, at designated business areas/zones

Must be in line with pedestrian flows, hygiene considerations for some product (e.g. fish) is important. 39

Cemetery

Depends on regional demand

200 graves per ha or 5m2 per grave pus additional 10% for circulation

15.6ha over a 30 year period (assumes annual death rate of 1.5% per 100000, no reburials for at least 30 years and that 63% of dead are buried

High water table constraints, additional capacity in current cemeteries. Can potentially form part of usable open space provision

PARKS

General Public Open Space

1000 0.38 Clustering Access is also an issue 193


Facility Access distance km

Access travel time

Optimum size/dimensions Location Criteria Key Issues

Number needed

PARKS ACCESSIBILITY

Community Park Multifunctional 1.5 1-2ha 4

Community Park Single Function 0.75 450-1200m2 0

Play Pocket/Park

0.3 450m2 Easy surveillance from surrounding houses critical

Can be located within larger parks preferably located within other facilities 15m width and 30m length for better surveillance 0

Built Open Spaces

Mixed use higher density areas commercial nodes and special places

Have different levels of significance and functions separate from sports facilities

Sports facility dimensions

Soccer 65x105 6825m2

Rugby 69x125 8625m2

Cricket 128x128 16384m2

Hockey 50x87 4350m2 Source: CSIR, 2007: Schedule of Standards and Guidelines for the Spatial

Volleyball 9x18m2 162m2 Provision and development of social facilities, public institutions and Public

Basketball 14x26m 364m2 Open Space in Cape Town.

Netball 15x30m 450m2


Annexure C: Western Cape Provincial Government: Project Sustainability Criteria

Table 2 Step 1 Pre-qualification Criteria

Pre-Qualification Criteria Key objectives Instrument calibration and measurements

A clear indication of housing /

human settlement upgrading

need exists

To ensure adequate planning of housing demand and

supply has taken place (i.e. ensure there is political

support and that municipality has applied their mind to

assessing need and costs)

Provision of a list of project / community beneficiaries

Record of municipal Council decision1 which supports implementation of project in principle2

Housing plan contained in the IDP and SDF (or compliant with SDF principles)

Evidence that sufficient funding

is provided for bulk services

To ensure that the project has been factored into the

budget cycle of relevant spheres of government

Documentation showing budgetary commitment by relevant spheres to cover key project costs factors (planning, land, bulk services, top structure etc.)

Existence of sufficient bulk

infrastructure capacity to

accommodate demand from

project, or approved plans in

place to upgrade infrastructure

To avoid bottlenecks created by insufficient bulk

infrastructure

Evidence of existing bulk infrastructure capacity adequate to accommodate forecast additional demand, or plans to upgrade infrastructure which have been approved by DEADP

Disaster management and

avoidance of critical

environmental risks

To ensure that adequate disaster management takes

place and that environmental disasters and loss of life are

avoided or minimised

Existence of geo-technical study – a standard requirement

Environmental scoping report (not full-blown EIA) indicating no significant environmental risks – This only applies if legislation requires an EIA

Proximity to nearest centre of

economic opportunities

Maximise local community job creation and small business

opportunities resulting from project

Map submitted by municipality to show location of project is within X km of3:

o PHC clinic o Economic hub o Primary school

Compliance with Provincial Government EPWP guidelines

1 In case of CCT, decision of Housing Portfolio Committee. 2 Where possible, also a decision to budget the necessary funds, and indication from the Council that the municipality has the capacity to maintain basic services following project implementation. Only a decision of support in principle is required. 3 Perhaps travel time instead of distance?


Source: Sustainability criteria for assessment of IRDP, PHP, and UISP Projects

Table 3: Step 2 Criteria for evaluating housing project benefits

Key objectives

Criteria

(based upon provincial guidelines of PSDF, MEDS and integrated with settlement

specific requirements)

A: Economic efficiency (PROSPERITY)

Enhance economic

security and/or

promote employment

(job creation)

Access to economic opportunities

Proximity to relevant employment opportunities (e.g. low and medium skilled)

Promote an

“affordable” range of

options (context of

generally very poor

customers)

Ability to leverage additional resources

Ability to mobilise commercial housing finance Cross subsidisation of housing by other developments Mixed uses including commercial, business industry (hives) Mixed income communities

Promote optimal use

of space and

infrastructure

Extent of bulk infrastructure (existing):

Bulk services e.g. water, sewerage, electricity and roads Transport capacity, including public transport linkages

Provision of higher density housing which supports efficiencies such as along

major routes (e.g. public transport corridors/ routes/ interchanges), around open

spaces, and underdeveloped sites with development potential

Promoting economic

activity and SMME’s

Layout and/or design promoting and/or supporting economic activities e.g.

Support to small business sector development and building connections between the second and first economy

Extent to which make provision for commercial/SMME activities (e.g. innovative designs and layouts which provide commercially feasible formal and informal small business premises and trading areas)

Fostering creativity

Ability/measures to reduce risk and enhance access to commercial housing credit

(redress red-lining)

Application of alternative construction methods to promote cost efficiency and/or

employment creation

B. Social justice (PEOPLE)

Quality of life and

access to resources

Improved access to social development resources- reliable basic services

(education, recreational, cultural, health, welfare & policing) NB: This could be

achieved through the quality of the design (for example: the strategic location of

the project close to such amenities and/or through the provision for the amenities

within the overall project development plans.)

Promoting social &

spatial integration

Proximity and/or linkages with other income or social groups/communities (extent

of integrated/mix communities and income groups (in close proximity)

Building communities

(including: upgrading

of informal

Involvement of communities at an early stage in planning process and

establishment / implementation phases

Note: Evidenced by: records of community consultation; provision of


settlements)

beneficiary lists; community management and ownership structures and

plans (e.g. community forums, body corporate & trusts)

Provision of social facilities and amenities integrated within the project (new)

C: Ecological integrity (PLANET)

Attaining sustainability

(e.g. Incorporating

ecologically sensitive

settlement design

alternatives)

Compatibility with existing cultural landscapes, artefacts and buildings

Application of building materials to conserve costly resources (recycling,

insulation, solar heating etc.)

Demonstrate the minimisation of the consumption of scarce environmental

resources: water and electricity

Promote ecologically sensitive settlement design alternatives (e.g. water saving

potential, waste disposal, power, appropriate orientation)

Must have EIA (if relevant)

Source: Sustainability criteria for assessment of IRDP, PHP, and UISP Projects


Annexure D: PIPELINE PROJECTS


Annexure E: MINIMUM STANDARDS FOR THE CONSTRUCTION OF SUBSIDY HOUSING


SPECIFICATION

FOR A SINGLE STOREY

40 M2 BNG HOUSE

April 2014

40 SQM SINGLE STOREY SUBSIDY HOUSE


SPECIFICATIONS

GENERAL

Housing to be built to the following standards:

- Contractor built houses are subject to NHBRC regulations and enrolment.

- All construction methods and workmanship to comply with the relevant

SABS Codes of Practice and NBR.

The following specifications must be seen as the Municipal’s requirements to

the above.

- Each unit shall have an enclosed bathroom (complete with a door with the

walls built up to the underside of roof covering or ceiling with a toilet, hand

wash basin and bath.

- Kitchen to have sink fixed to wall with Falcon brackets with a closed unit

below.

- Basin, bath and sink to be supplied with cold water. Piping from the future

solar geyser to the kitchen sink and hand basin to be installed. No hot water

taps to be supplied.

- Patented building systems to have Agrѐment South Africa approval and

accepted by the NHBRC. All other relevant standards in this document shall

apply.

STRIP FOOTINGS

- 230X650MM 20 mpa concrete strip footings for external and loading bearing

walls and 200x450mm 20 mpa concrete slab thickenings to internal walls.

Foundations to be certified by a registered structural engineer.

- Top of footing shall be min 300mm below NGL

- Foundation walls to be filled with mortar

- Minimum of eight (8) successful Dynamic Cone Penetrometer (DCP) tests

per unit, at random locations, to be recorded.

- Where footings are stepped, the laps shall be twice the thickest of the concrete.

- If casting in sand the footing sides are to be shuttered.

GROUND FLOOR SLABS

- Ground floor slabs shall be a min of 75mm thick and of 10 MPA concrete. - Ground floor slab level shall be a minimum of 200mm above the highest top

of road kerb and the highest ground level around the footings on the property.

- Control joints – to provide structural engineer’s drawings for approval by municipal and NHBRC inspectors.

- A DPC membrane of 250 micron must be laid under the slab or raft with 150mm overlaps.

- Subsurface to be wetted and compacted in layers not exceeding 150mm. - Ground floor slab to be power floated only to a smooth level surface. After

completion of the house all unevenness must be removed to the satisfaction of the inspectors.


WALLS

- External ground floor loadbearing walls to be 7MPa 140mm wide hollow block construction.

- Blocks shall be of a good standard with a high water resistance - 375 micron embossed DPC membrane to be placed under all walls. - 100mm wide brickforce of minimum 2.8mm shall be placed in every course

above window and door openings around the house. - Internal walls intersecting with external walls shall be bonded by means of

hoop iron straps. (Refer part 3 sections 3, item 3.6.3 of HBM). - Prestressed lintels or U-blocks with 2Y10 steel bars over opening of more

than 800m and up to a minimum 3000mm long. - Mortar mix to be 1 volume cement x 1 volume unhydrated lime x 6 volumes

of sand. - External walls to be plastered on the outside only (minimum 12mm thick). - Each room to have an air vent with concrete vent cover, including one air

vent in bathroom internal wall above door. - Control joints to be placed in all walls exceeding 6m in length. - Fire walls between adjacent units to be min. 190mm block walls with

openings filled with mortar or sand with beamfill to u/s of roof cover and approved expanding foam sealant on either side. Polycop pipes to be installed in the cavity of the 190mm fire wall. No chasing will be permitted.

- Blockwork on both sides of the external door frames to receive a Y10 steel bar and the blocks to be filled with concrete.

- A one (1) m x 100mm thick 15Mpa concrete apron around the entire house. - Step at the external doors if the step height is more than 200mm.

WALL FINISHES

- External and internal walls shall be plastered and painted with 1 coat masonry primer and with 2 coats waterproof acrylic paint (SABS 0400 Code KK17)

- External and internal paint finishes: Priming: Apply one coat of Professional Plaster Primer;

Recessed screw heads to be filled with Polycell Mendall 90;

Topcoat: Apply two coats of Professional Super Acrylic Matt allowing one

hour between coats.

PLUMBING and DRAINAGE

- Water pipe to be 15mm approved HDPE pipe, minimum 12 bar pressure,

laid at a minimum depth of 450mm

with a single stopcock. A 15 mm Polycop pipe to be installed within the

house.

- All soil drain pipes (110mm) to have a minimum fall of 1:60 with minimum

cover of

450mm with a vented closed gulley (minimum class 34). All waste pipes to

be 40mm external diameter.

- All plumbing to comply with SABS and municipal standards.

- Water meters shall be installed by Municipality in compliance with the

municipal requirements. The water meter, together with all necessary

attachments, is to be supplied by the builder.

- Plumbing to be prepared for solar heating to be possibly installed later a


Separate contract.

- A rodding eye or manhole is required at every change of direction. A type 9C

ferrous cement frame and brick manhole to be installed one (1) metre inside

the property boundary in accordance with the Municipal standards.

- Stainless steel kitchen sink with falcon brackets as per the Municipal minimum

standards

- Hot or cold water taps to be installed to kitchen sink, bath and hand wash

basin.

- Taps to be SABS approved.

- Toilet to be Ceramic White.

- Hand wash basin to be Ceramic White.

- Bath to be Acrylic White.

WINDOWS

- The window openings shall be a minimum of 10% of the floor area.

- Powder coated aluminium window openers encased in concrete as per Betcrete

with top hung opening sections.

- Glass panes shall be in accordance with SABS 0137-2000 Code of Practice.

Special low E clear and E opaque safety glass for all window types as

prescribed.

- In areas where environmental noise levels exceed 55dBa, all glazing facing the

source of the noise shall be 6mm thick.

- Obscure glazing to be fitted to bathroom windows

DOORS

- Internal and External door frames to be Betcrete type door frames 2m high.

- External doors to be Class 1 heavy duty with SABS marked and fitted with a

SABS 3 levers lock set 70X40mm weatherboards on each door.

- Internal doors and doorframes to be painted 1 coat universal undercoat and 2

coats

gloss enamel.

- Back door to be a Stable Door.

- Timber doors must be treated with paint sealant or varnished before installation

(2 coats).

CEILINGS

- Air gap required for the entire dwelling.

- 4mm Nutec ceiling nailed to 38X50mm brandering at 450c/c with PVC Joiners.

- 75mm Coved cornice.

- A trapdoor shall be installed to each ceiling.

- All houses must comply with Agreement regulations regarding thermal

properties. All other ceiling systems to be approved by the Municipality and the

NHBRC before installation.

- In areas where environmental noise levels exceed 55dBa, the design of ceiling

shall be approved by the Dept. of Environmental Affairs and Development

Planning, the Municipality and the Government of the Western Cape.

- 160mm Glass/mineral wool insulation laid on top of ceilings or 130 mm mineral

glass fibre blanket for the entire house.


ROOF STRUCTURE

- The structure shall be approved by a registered practising Engineer or be an

Accredited factory designed system.

- Purlins & beams must be anchored to the structure with 2 strands of galvanised

Wire (min 4mm dia) or galvanised hoop irons 1.2mm thick directly under roof

trusses or beams and anchored at least 600mm deep in the walls, including in

load bearing internal walls.

- Cement tiles fixed on Sisalation vapour barrier as per manufacturer’s

specifications to 38x50mm timber battens fixed to the roof trusses which rest

on 114x38mm timber wall plates.

- Roof space to be enclosed by 12mm Nutec cladding with ventilation holes

covered by mesh and vent cover.

- Roof structure must be able to carry a 100 litre solar heating panel weighing up

to 250kg. The design of the roof trusses by a certified structural engineer is

required.

- Bargeboards and fascia boards to be 220x12mm Nutec fixed to timber fascia

beams fixed to rafter ends.

- Bargeboards and fascia’s to be painted 1 coat universal undercoat and 2 coats

Acrylic paint.

- Upvc half round gutters to be fixed to fascia board with closed ends and down

pipes.

- Roof overhang – 300mm front and back

- 700mm front stoep

- 150mm at sides

ELECTRICIAL

- Refer to the Municipality’s electrical guidelines.

- The electrical installation must comply with SABS 0142- the code of practice for

the wiring of premises and the relevant municipal by laws and standards.

- Prepaid meter to be supplied and installed specialist by the Municipality.

- The electrical reticulation must include a ready board/DB in accordance with

municipal specification.

1. One light point in each room. 2. One double wall plug in each room except bathrooms. 3. A stove point in the kitchen. 4. An isolator on the distribution board for the solar system. 5. All electrical conducting to be located in the wall cavities. No surface mounting

and/or chasing will be permitted.


SPECIFICATION

FOR A DOUBLE STOREY

44 M2 BNG HOUSE

April 2014

44 SQM DOUBLE STOREY SUBSIDY HOUSE


SPECIFICATIONS

GENERAL

Housing to be built to the following standards:

- Contractor built houses are subject to NHBRC regulations and enrolment.

- All construction methods and workmanship to comply with the relevant

SABS Codes of Practice and NBR.

The following specifications must be seen as the Municipal’s requirements to

the above.

- Each unit shall have an enclosed bathroom (complete with a door with the

walls built up to the underside of roof covering or ceiling with a toilet, hand

wash basin and bath.

- Kitchen to have sink fixed to wall with Falcon brackets with a closed unit

below.

- Basin, bath and sink to be supplied with cold water. Piping from the future

solar geyser to the kitchen sink and hand basin to be installed. No hot water

taps to be supplied.

- Patented building systems to have Agrѐment South Africa approval and

accepted by the NHBRC. All other relevant standards in this document shall

apply.

STRIP FOOTINGS

- 300X750MM 20 mpa concrete strip footings for external and loading bearing

walls and 250x600mm 20 mpa concrete slab thickenings to internal non

load bearing walls. Foundations to be certified by a registered structural

engineer.

- Top of footing shall be min 300mm below NGL

- Foundation walls to be filled with mortar

- Minimum of six (6) successful Dynamic Cone Penetrometer (DCP) tests per

unit, at random locations, to be recorded.

- Where footings are stepped, the laps shall be twice the thickest of the concrete.

- If casting in sand the footing sides are to be shuttered.

GROUND FLOOR SLABS

- Ground floor slabs shall be a min of 75mm thick and of 10 MPA concrete. - Ground floor slab level shall be a minimum of 200mm above the highest top

of road kerb and the highest ground level around the footings on the property.

- Control joints – to provide structural engineer’s drawings for approval by municipal and NHBRC inspectors.

- A DPC membrane of 250 micron must be laid under the slab or raft with 150mm overlaps.

- Subsurface to be wetted and compacted in layers not exceeding 150mm. - Ground floor slab to be power floated only to a smooth level surface. After

completion of the house all unevenness must be removed to the satisfaction of the inspectors.


FIRST FLOOR SLAB

- Extruded Hollowcore precast element to the structural engineer’s design. Installation to be supervised and certified by the supplier. Floor panels to have a minimum end bearing of 90 mm. Shear keys to be thoroughly cleaned, wetted and filled with 25 Mpa concrete using a maximum 6mm stone. Topping to be nominal screed (30mm) only after the shear keys have been filled. Perimeter Blockwork may commence immediately after placing the deck. All dimensions to be checked on site prior to the construction and manufacture precast elements.

- Control joints must be accommodated according to the structural engineer’s instructions.

STAIRS

- Handrails to be 1000 mm high as per SABS 0400. The handrails to be constructed as per the structural engineer’s design. A latent defect period of five (5) years will apply to the handrails.

- The stair tread shall be a minimum 250mm wide and riser maximum of 200mm high as per SABS 0400. The usable width of the stairs shall be a minimum 900mm.

- The stairs shall be constructed of precast concrete as per the structural engineer’s design.

WALLS

- External ground floor loadbearing walls to be 7MPa 140mm wide hollow block construction.

- Blocks shall be of a good standard with a high water resistance - 375 micron embossed DPC membrane to be placed under all walls. - 100mm wide brickforce of minimum 2.8mm shall be placed in every course

above window and door openings around the house. - Internal walls intersecting with external walls shall be bonded by means of

hoop iron straps. (Refer part 3 sections 3, item 3.6.3 of HBM). - Prestressed lintels or U-blocks with 2Y10 steel bars over opening of more

than 800m and up to a minimum 3000mm long. - Mortar mix to be 1 volume cement x 1 volume unhydrated lime x 6 volumes

of sand. - External walls to be plastered on the outside only (minimum 12mm thick). - Each room to have an air vent with concrete vent cover, including one air

vent in bathroom internal wall above door. - Control joints to be placed in all walls exceeding 6m in length. - Fire walls between adjacent units to be min. 190mm block walls with

openings filled with mortar or sand with beamfill to u/s of roof cover and approved expanding foam sealant on either side. Polycop pipes to be installed in the cavity of the 190mm fire wall. No chasing will be permitted.

- Blockwork on both sides of the external door frames to receive a Y10 steel bar and the blocks to be filled with concrete.

- A one (1) m x 100 mm thick 15 Mpa concrete apron around the entire house.

- Step at the external doors if the step height is more than 200mm.


WALL FINISHES

- External and internal walls shall be plastered and painted with 1 coat masonry primer and with 2 coats waterproof acrylic paint (SABS 0400 Code KK17)

- External finishes: Priming: Apply one coat of Professional Plaster Primer;

Recessed screw heads to be filled with Polycell Mendall 90;

Topcoat: Apply two coats of Professional Super Acrylic Matt allowing one

hour between coats.

PLUMBING and DRAINAGE

- Water pipe to be 15mm approved HDPE pipe, minimum 12 bar pressure,

laid at a minimum depth of 450mm with a single stopcock.

- Internal water pipes to be an approved high density polypropylene type.

- All soil drain pipes (110mm) to have a minimum fall of 1:60 with minimum

cover of 450mm with a vented closed gulley (minimum class 34). All waste

pipes to be 40mm external diameter.

- All plumbing to comply with SABS and municipal standards.

- Water meters shall be installed by Municipality in compliance with the

Municipal requirements. The water meter and all necessary attachments are

to be supplied by the builder.

- Plumbing to be prepared for solar heating to be possibly installed later a

separate contract.

- A type 9C ferrous cement frame and brick manhole to be constructed one

(1,0) metres inside the front boundary as specified by the Municipality.

- A rodding eye or manhole is required at every change of direction.

- Stainless steel kitchen sink with falcon brackets as per the Municipal minimum

standards

- Hot or cold water taps to be installed to kitchen sink, bath and hand wash

basin.

- Taps to be SABS approved.

- Toilet to be Ceramic White.

- Hand wash basin to be Ceramic White.

- Bath to be Acrylic White.

WINDOWS

- The window openings shall be a minimum of 10% of the floor area.

- Powder coated aluminium window openers encased in concrete as per

Betcrete with top hung opening sections.

- Glass panes shall be in accordance with SABS 0137-2000 Code of Practice.

Special low E clear and E opaque safety glass for all windows as prescribed.

- In areas where environmental noise levels exceed 55dba, all glazing facing the

source of the noise shall be 6mm thick.

- Obscure glazing to be fitted to bathroom windows


DOORS

- Internal and External door frames to be Betcrete type door frames 2m high.

- External doors to be Class 1 heavy duty with SABS marked and fitted with a

SABS 3 lever lock set and 70X40mm weatherboards.

- Internal doors and doorframes to be painted 1 coat universal undercoat and 2

Coats gloss enamel.

- Back door to be a Stable Door.

- Timber doors must be treated with paint sealant or varnished before installation

(2 coats).

CEILINGS

- Air gap required for the entire dwelling.

- 4mm Nutec ceiling nailed to 38X50mm brandering at 450c/c with PVC Joiners.

- 75mm Coved cornice.

- A trapdoor shall be installed to each ceiling.

- All houses must comply with Agreement regulations regarding thermal

properties. All other ceiling systems to be approved by the Municipality and the

NHBRC before installation.

- In areas where environmental noise levels exceed 55dBa, the design of ceiling

shall be approved by the Dept. of Environmental Affairs and Development

Planning, Municipality and the Government of the Western Cape.

- 160mm Glass/mineral wool insulation laid on top of ceilings or 130 mm material

glass fibre blanket for the entire house.

ROOF STRUCTURE

- The structure shall be approved by a registered practising Engineer or be an

Accredited factory designed system.

- Purlins & beams must be anchored to the structure with 2 strands of galvanised

wire min 4mm dia) or galvanised hoop irons 1.2mm thick directly under roof

trusses or beams and anchored at least 600mm deep in the walls, including in

load bearing internal walls.

- Cement tiles fixed on Sisalation vapour barrier as per manufacturer’s

specifications to 38x50mm timber battens fixed to the roof trusses which rest

on 114x38mm timber wall plates.

- Roof space to be enclosed by 12mm Nutec cladding with ventilation holes

covered by mesh and vent cover.

- Roof structure must be able to carry a 100 litre solar heating panel weighing up

to 250kg. The design of the roof trusses by a certified structural engineer is

required.

- Bargeboards and fascia boards to be 220x12mm Nutec fixed to timber fascia

Beams fixed to rafter ends.

- Bargeboards and fascia’s to be painted 1 coat universal undercoat and 2 coats

Acrylic paint.

- Upvc half round gutters to be fixed to fascia board with closed ends and down-

pipes.

- Roof overhang – 300mm front and back

- 700mm front stoep

- 150mm at sides


ELECTRICIAL

- Refer to the Municipality’s electrical guidelines.

- The electrical installation must comply with SABS 0142- the code of practice for

The wiring of premises and the relevant municipal by laws and standards.

- Prepaid meter to be supplied and installed specialist by the Municipality.

- The electrical reticulation must include a ready board/DB in accordance with

The municipal specifications.

One light point in each room. One double wall plug in each room except bathrooms. A stove point in the kitchen. An isolator on the distribution board for the solar system. All electrical conducting to be located in the wall cavities. No surface mounting and/or chasing will be permitted.

HUMAN SETTLEMENT PLAN - Drakenstein Municipality · Drakenstein Human Settlement Plan: Business...

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